Is the fact that my solicitor in South West London is not on my bank's solicitor panel that there is a problem with the quality of his work?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the South West London conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We are acquiring our first home. Our solicitor has messagedto enquire if we want to order extra conveyancing searches. We are really unsure what's needed for conveyancing in South West London

The scope of South West London conveyancing searches depends primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your general attitude to risk. What is important is that you properly comprehend what information each search could supply. Then you can make a decision if you consider that you need that information. If in doubt, ask the conveyancer to offer guidance.

I am the registered owner of a freehold residence in South West London but still invoiced for rent, why is this and what is this?

It is rare for properties in South West London and has limited impact for conveyancing in South West London but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

I used Action Conveyancing a few years ago for my conveyancing in South West London. Now, I need the files but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in South West London of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

We are hoping to buy a repression flat in South West London and the vendor require completion inside 28 days. Can a property lawyer meet that timeframe? Am I best advised to select a high street South West London firm or an online conveyancer that professes to offer speedy conveyancing?

Visit your South West London shopping parade. Go in to two or three companies and request to talk to a conveyancing solicitor for an estimate. Set out your requirements and seek assurances on speed. Select the one that appears most efficient. Be sure to choose a conveyancing practitioner on the list of solicitors approved by your lender.